Smart building management systems

Tuomas Koskenranta

2

Agenda

1. Customer needs and enablers2. Viewpoint of information management3. Current process, separate building management

systems 4. Electronic process, integrated building management

systems5. Financial impact

1. Customer needs and enablers

4

Customer needs

Optimal surroundings at home.Superior indoor comfort, ultimate

security and significant energy savings:Control of building technology

based on needs and situations.

1

11 22 33

5

Customer needs 11 22 33

Optimal surroundings at home.Superior indoor comfort, ultimate

security and significant energy savings:Control of building technology

based on needs and situations.

Easy usage. Reliability.Easy local and remote usage,

availability of cost-efficient quality services: Easy and secure access to building functionality

through Internet.

2

1

6

Customer needs 11 22 33

Optimal surroundings at home.Superior indoor comfort, ultimate

security and significant energy savings:Control of building technology

based on needs and situations.

Easy usage. Reliability.Easy local and remote usage,

availability of cost-efficient quality services: Easy and secure access to building functionality

through Internet.

Easy to buy.One stop shopping.

Complete HVACE solution.Easy to understand what you are buying.

One contract.

2

1

3

7

The solution

Integrated building technologyComplete HVACE integration using

open standards and cost-optimized technologies.Horizontal integration of all

building management systems.

Optimal surroundings at home.Superior indoor comfort, ultimate

security and significant energy savings:Control of building technology

based on needs and situations.

Easy usage. Reliability.Easy local and remote usage,

availability of cost-efficient quality services: Easy and secure access to building functionality

through Internet.

Easy to buy.One stop shopping.

Complete HVACE solution.Easy to understand what you are buying.

One contract.

2

1

3

11 22 33

8

The solution 11 22 33

Secure Internet connection of integrated building technologyEfficient access rights management: COBA

Value chain stretches to different users and service providers.

Integrated building technologyComplete HVACE integration using

open standards and cost-optimized technologies.Horizontal integration of all

building management systems.

Optimal surroundings at home.Superior indoor comfort, ultimate

security and significant energy savings:Control of building technology

based on needs and situations.

Easy usage. Reliability.Easy local and remote usage,

availability of cost-efficient quality services: Easy and secure access to building functionality

through Internet.

Easy to buy.One stop shopping.

Complete HVACE solution.Easy to understand what you are buying.

One contract.

2

1

3

9

The solution 11 22 33

Secure Internet connection of integrated building technologyEfficient access rights management: COBA

Value chain stretches to different users and service providers.

Networked business ecosystemMass-customization through

product modeling.Efficient pull mode process.

Integrated building technologyComplete HVACE integration using

open standards and cost-optimized technologies.Horizontal integration of all

building management systems.

Optimal surroundings at home.Superior indoor comfort, ultimate

security and significant energy savings:Control of building technology

based on needs and situations.

Easy usage. Reliability.Easy local and remote usage,

availability of cost-efficient quality services: Easy and secure access to building functionality

through Internet.

Easy to buy.One stop shopping.

Complete HVACE solution.Easy to understand what you are buying.

One contract.

2

1

3

2. Viewpoint of information management

11

Business Process Development Principles – Data Management Viewpoint

New way = interoperable programs

Data transfer

Fleeding information

Old way = prevailing way in building industry

Project / Draft / Design / Cost calculations / Constructing / Facility Management

3. Current process, separate building management systems

13

Other Costs

HVAC

Electric & telecom

Fire Alarms

CCTVBurglary AlarmsAccess Control

Consumption measurements

Light Controls

Building Automation

Service guide

Building management systems

Building management systems form 5-6 % of the investment in office buildings

14

Today: implementation process of building management systems

Facility mgmtapplication x

Operation & maintenance manual y

Implementation data in paper format – ifsuch data even exists

UI(s)

Data format: Not available / depends on caseData availability: NA / depends on caseApplications require plenty of manual work

Design

Design data in electronic format(in best cases only!)

xyz(Simulation tool)

ArchiCAD(Architecturaldesign)

MagiCAD(HVACE design)

Proprietary tools and processesManually tailored interface(depending on case, system, manufacturer, etc)

Severalseparatesystems and user interfaces

(IFC)

Implementation Usage and maintenance

Control network(s)

15

Sensors and actuators

Modules

Field bus technologies

UI software, control servers

Owners and users

Services

Internet ande-technologies

Data services

Integrators

Building automation

Lighting control

Alarm solutions

Access control

Consumption measurement

In the past

Building management system market:from vertical to horizontal

Operation & maintenance manual

16

UniqueInterface

Lighting ControlSystem

AccessControlSystem

IntruderAlarm

System

VideoSystem

FireAlarm

System

UniqueInterface

UniqueInterface

UniqueInterface

UniqueInterface

Proprietary Systems - each having its own, unique user interface

• Hardware based products• Analogue technology• Independent system design based on own proprietary center units• Locally used and managed• Proprietary cabling/networks to each system• Fragmented value chain

UniqueInterface

Building Automation

System

UniqueInterface

Consumption Measurement

Systems

Today’s Separate Facility Management and Security Systems

17

Access control

Building maintenance

Fire alarms

Energy consumption

Water consumption

Consumption &benchmarking

Electricity consumption

Burglar alarms

TETE

M

TETE

M

TE

M M

TE TE

TE

TETE

M

fax

Lift

M

AM

AM

AM

AM

M

TV

TE

M

TE

TVSubstation

Substation

R

R

R

R

R

M

MM

Systems today: no integration

Telephone network

4. Electronic process, integrated building management systems

19

Applications use the standard interface• Facility management applications• Maintenance manuals• User interface applications• …

Control network

COBAControl Server

Dynamically updating data available in one place, in standard electronical format

Usage and maintenance

COBAUser Interface

The smooth, electronical process

Project Creation Tool (PCT)

XML definition

Implementation data in standard electronical format

Implementation

Design data in standardelectronical format

Design

Requirement Management Tool(RMT)

XML definition

Standard tools (IFC definition)- Architectural design (ArchiCAD)- HVACE design (MagiCAD )- Simulation (IDA ICE)

Feedback to design and simulation Design and simulation data to applications

20

Today

Building management system market:from vertical to horizontal

LON

Modbus EIBDali M-bus nnBacnet

ProdualBelimo Strömfors Idesco

RelecoSuve

ISSSecuritasABB

SOLVTT

XML, Solid FETCP/IP

Elisa

COBACitect Timecon

LonixSecuritasnn

ABB SecuritasARE

Note! The companies mentioned in the figure are examples only.

AirixGranlund

ISSABB

SOL

ABBYIT

NCC

KABA

Sensors and actuators

Modules

Field bus technologies

UI software, control servers

Owners and users

Services

Internet ande-technologies

Data services

Integrators

Building automation

Lighting control

Alarm solutions

Access control

Consumption measurement

Operation & maintenance manual

21

Total Facility Management & Security System Service Concept

One common graphical User Interface

Optimal integration of all systems with standard technologies

Open systems with one common graphical user interface

• Software based products• Digital technology/common IT trends• Integrated open system architecture (building management & security)• Local and remote use & management• Common cabling, standard networks, TCP/IP, LON• From devices to services - take care of the whole value chain

Lighting ControlSystem

AccessControlSystem

IntruderAlarm

System

VideoSystem

FireAlarm

System

Building Automation

System

Consumption Measurement

Systems

In co-operation:

22

What if systems were integrated?

Access control

Building maintenance

Fire alarms

Energy consumption

Water consumption

Consumption &benchmarking

Electricity consumption

Burglar alarms

InternetRR

R

R

R

R

R

R

R

R AML

TE

TE

TV

23

What if systems were integrated?

Building maintenanceand security services

InternetRR

R

R

R

R

R

R

R

R AML

TE

TE

TV

Trusted local service provider

24

Wrong wayCustomer

Hea

ting

Installation

Design

SellingVe

ntila

tion

Installation

Design

Selling

Coo

ling

Installation

Design

Selling

Elec

tric

ityan

dlig

htin

g

Installation

Design

Selling

Secu

rity

Installation

Design

Selling

Aut

omat

ion

Installation

Design

Selling

Totally inefficient, separate processes from 70´s and huge amount of labour work in every step

Purchasing process to one-family houses

25

Shift to pull mode

• Whole package in one– Easy to buy– Easy to sell

• Automation is an essential and inseparable part of common HVACE-systems

Hea

ting

Vent

ilatio

n

Coo

ling

Elec

tric

ity

Secu

rity

Installation

Customer

Designer

Reseller

Automation

Purchasing process to one-family houses

5. Financial impact

27

0

200,000

400,000

600,000

800,000

1,000,000

1,200,000

Different systems investment

Integratedsolution investment

Different systems 15 years ofupdates and changes

Integratedsolution 15 years of

updates and changes

Maintenance book

Access Control

Smoke exhaust systemFire alarms

Burglar alarms

Water metering primaryDistrict heat metering

Electricity metering primary

Water metering secondaryElectricity metering secondary

Light control

Building automation

36 % REDUCED INVESTMENT

45 % REDUCED MAINTENANCE

COSTS

Cost of different systems vs. integrated solution in office building, eur

28

Heating; 8

Water; 3

Cleaning; 8

Usage and maintenance; 8

Security; 3,5

Data transmission; 1

Electricity; 3

Keeping outdoor areas; 2

Management; 3

Costs of usage and maintenance, €/m2/year

Average annual costs in office buildings 39,50 €/year = 3,3 €/month

(Sources: Rakli, Instakon, Securitas)

29

3. Usage and

maintenance50 years

2.5Purchasing

maintenanceand services

2.4Implemen-

tation

2.3Implemen-

tationdesign

2.2Design

2.1Design

preparation

1.4Decisions

1.3Alternatives

1.2Goals

1.1Needs

Cost change: +2 -4,5 -28,2

Typical costs (design and implementation = 100):0,1 0,1 0,1 0,1 0,6 8 1 90 1 141

Cost change-%: +25% -5% -20%

=> Savings over life cycle of a single building: 30,7% of design and implementation costs

Process

30

Preliminary ConclusionsHowever, to achieve the potential net benefits arising from Virtual Building Environments it is essential to set targets and work towards them

27.09.2004/Jarmo Laitinen

31

Lice cycle cost, €/m2

Separate sub-optimized building management systems

vs.Integrated optimized building

management systems, produced through electronic

process, with simulations

Note! Does not include basic renovations

Impact now

0

200

400

600

800

1000

1200

1400

1600

1800

2000

Needs

Targets

Altern

ative

sDecis

ions

Prepara

tion of D

esign

Design

Prepara

tion of C

onstructi

onConstru

ction

Usage a

nd main

tenance

, 50 y

ears

Partial optimationTotal optimation

32

Path towards networked homes

1. Integration of building management systems2. From A/V devices to integrated digital entertainment systems3. Integration of 1 and 24. Household appliances (i.e. white goods) get connected to

standard platforms